Front elevation
Residence / Jumeirah Islands
Villa renovation in Jumeirah Islands: Cluster 39, Villa 1.
Fajr was the design, fitout and renovation contractor for Cluster 39, Villa 1, a Jumeirah Islands villa renovated from an old-school design into a contemporary home, extended from four to five bedrooms. It has a 6,147 sqft built-up area on an 11,011 sqft plot. The project cost AED 4.82M, approved by Nakheel, then Trakhees.
Project film · Cluster 39, Villa 1 · poster: render of the front elevation
Cluster 39 · Villa 1Jumeirah Islands, Dubai
4 → 5 bedroomsExtended, after testing
6,147 sqftBuilt-up area
11,011 sqftPlot
AED 4.82MProject cost
Nakheel → TrakheesNOC, then permit
The brief
From old-school to contemporary.
The objective was to take the villa from its old-school design to a spacious, contemporary structure. The building was old, so any extension had to start with its structure confirmed. It had four bedrooms; it now has five, with two kitchens, a study and a 12 m overflow pool, fully furnished.
Overview · Cluster 39, Villa 1
The project, in three lines
- ObjectiveTake the villa from its old-school design to a spacious, contemporary structure.
- ConstraintAn old building: before any extension, third-party inspections had to confirm its structural integrity.
- ResultFive bedrooms where there were four, light passing from room to room, storage built in, and the villa fully furnished.
- Bedrooms
- 5Each with a balcony
- Kitchens
- 2Main and dirty
- Study
- OfficeBiometric access
- Family lounge
- Lake view
- Staff
- Maid’s room
- Pool
- 12 mOverflow, chiller and heater
Before and after
The villa and its garden, before and after.
First the villa as we found it, on film and in photographs, outside and in, before any work began. Then the front and back elevations before the works and after them, and the landscape: the front during the works beside its design, and the pool from cement shell to tiled, then as designed. Choose a step on each card to compare the same view. Site photos are marked photo; designs are tagged Render.
The beginningFilm · the first walk-through
As we found itBefore the works
The front and the garage 
The back elevation and the pool 
The back of the villa from the pool 
The pool and the side garden 
The formal living room 
The living room from its doorway 
The sitting room through the opening 
The dining room 
The kitchen 
The family room and its bookshelves
Before and afterTwo elevations
Back elevation
The landscapeSite photos, then the design
Front and driveway
RenderPool and garden
RenderPlanning
Survey, space planning, materials, concept.
Planning comes before any design: a survey of the existing villa, the space planning of the new layout, the material selection, and the concept for the house. The site plan shows the villa on its 11,011 sqft plot; the ground floor plan shows the layout as planned. The built-up area across the villa is 6,147 sqft, with five bedrooms.
- 01Survey
The existing villa, measured, with its structure confirmed before any extension was planned.
- 02Space planning
The new layout: four bedrooms became five, with two kitchens and a study.
- 03Material selection
Finishes and materials chosen for the house.
- 04Concept
The direction for the house: from old-school to contemporary.
Interior design
Every room, designed in 3D first.
Once the plan was set, each room was designed and rendered before anything was built: the entrance foyer, the lounge, dining, the kitchen, the bedrooms, the bathrooms and the study. These are the design renders, every one tagged Render. The finished rooms are photographed further down. Choose a room, step through its renders, and open any one full screen.
The lounge 
Stair, planter and foyer 
Dining under the stair 
Kitchen and island 
The lounge, TV wall 
Bedroom 
Bedroom and dressing 
Dressing table 
Bedroom with desk 
Bedroom with games wall 
Washbasin and WC 
Shower room 
Bathroom with freestanding bath 
Freestanding bath and vanity 
The study 
Study and sitting area
16 renders from the interior design, by room.
See the finished villaLandscape design
The garden, designed with the house.
We designed the garden as well as the house, before the build began: the entrance gate and driveway, the front deck walkway with lanterns, a fire pit by the entrance and covered parking, and at the back the pool, a lounge on a timber deck, pergola dining and an outdoor kitchen and bar. Every image here is a render of that design.
Pool lounge on a timber deck under a pergola 
Timber deck walkway with lanterns, garage and sculpture 
The pool, terraces and shade structures at dusk 
Fire pit seating by the entrance 
Pergola dining beside the pool 
Outdoor kitchen and bar under shade 
Entrance gate and driveway, with the Villa 1 sign 
The whole plot from above 
The pool and terrace at dusk 
Deck walkway and lanterns 
Car parking under a pergola 
Deck, planter and driveway 
Lounge seating by the pool 
Pool terrace and lounge 
Outdoor kitchen, bar and dining 
Outdoor kitchen and screen wall 
The villa and garden from the lawn 
Front elevation, deck and garden
18 renders of the landscape design.
Landscape and pool, as specifiedThe build
Five stages, in the right order.
With the planning and the design agreed, the work ran in five stages: approvals, construction, furnishing, landscaping, and completion with handover. Nakheel approved the design first, then Trakhees issued the permit, and the authorities made a final inspection before handover. Choose a stage to see its images.
01ApprovalsNakheel NOC, then Trakhees02ConstructionSeven steps on site03FurnishingFully furnished04LandscapingReflection pool · planting05Completion and handoverInspection · documents · keys
Stage 01 / 05
Approvals
The blueprints and the design went first to Nakheel, the developer, for its design approval and NOC. With the NOC issued, the drawings went to Trakhees, the government authority, for the permit.
- Nakheel NOC
- Trakhees permit
Approvals · 01
Stage 02 / 05
Construction
Demolition, structural modifications and the extension, the remodel, an MEP overhaul, finishing and quality assurance: the steps that turned the old villa into the new one.
- Demolition
- Structural modifications
- Extension
- Remodelling
- MEP overhaul
- Finishing
- Quality assurance
Construction · 01 
Construction · 02 
Construction · 03 
Construction · 04 
Construction · 05
Stage 03 / 05
Furnishing
The villa was handed over fully furnished, with modern furniture from European brands throughout.
- Modern furniture
- European brands
Furnishing · 01 
Furnishing · 02 
Furnishing · 03 
Furnishing · 04
Stage 04 / 05
Landscaping
A reflection pool, planting and irrigation, an outdoor kitchen and a patio, alongside the 12 m overflow pool with its chiller and heater.
- Reflection pool
- Planting
- Irrigation
- Outdoor kitchen
- Patio
Landscaping · 01 
Landscaping · 02 
Landscaping · 03 
Landscaping · 04
Stage 05 / 05
Completion and handover
A final inspection by the authorities, then the project documentation, then the handover of the finished villa.
- Final inspection
- Documentation
- Handover
Completion and handover · 01 
Completion and handover · 02 
Completion and handover · 03 
Completion and handover · 04 
Completion and handover · 05 
Completion and handover · 06
Stages as published for this project. No stage durations are published, so none are shown.
Behind the scenes
On site, during the works.
A site walkthrough mid-build and three site films dated through the works, all playing here with sound. Then three stills from site and four earlier construction clips; open a still full screen, or open a clip in a new tab as the original file.
Site walkthroughMid-build, explained on site
Site filmsDated through the build
24 OctPool and landscape worksZeeshan Patel on site with the team: the pool shell, the rebar for the new decks and the garden walls.1:39 · with sound 8 NovInside and outThe stair and walls opened up, services going in, setting out on the floor and scaffolding along the façade.0:30 25 NovKitchen mock-up and pavingThe kitchen run mocked up in place before it was made, and the driveway being laid outside.0:17 · music
Behind the scenes · 01 
Behind the scenes · 02 
Behind the scenes · 03
The finished villa
The finished villa, photographed.
Photographs of the villa as handed over: the living and dining rooms, the kitchen, the stair and entrance, a bedroom and a vanity, and the outside, front and back. Photographs only: the design renders are in Interior design and Landscape design above. Choose an area, step through it, and open any photograph full screen.
Dining, living and the stair 
The villa and the pool 
The living room 
The kitchen 
The villa at night 
The stair 
The living room 
The pool terrace 
Dining and kitchen 
The entrance foyer 
The front of the villa 
Bedroom, garden view 
Vanity 
The pool 
The stair and living room 
The kitchen island 
Dining 
The entrance path 
Dining and kitchen 
Kitchen and living 
Dining and living 
The kitchen 
The entrance hall 
The upstairs landing 
The stair and garden 
The entrance 
A sitting room 
Bedroom, garden view 
The living room 
Dining and living 
Dining, kitchen beyond 
The kitchen 
The pool lounge 
The pool and terrace 
In-pool loungers 
The front, timber deck 
The front, timber deck 
The front and driveway 
The front entrance 
The entrance
40 photographs of the finished villa.
Villa renovation in Jumeirah IslandsThe film
The villa transformation, on film.
The renovation of Cluster 39, Villa 1 in one film, from demolition through design and build to the finished five-bedroom home: the living and dining rooms, the kitchen and out to the pool and terrace.
Film · YouTubeRender vs reality
The kitchen, drawn and built.
The kitchen was settled in 3D before anything was ordered: the stone-clad island with its dark overhanging counter, the fluted wall panels above the worktop, the strip window, the pendants and the lit ceiling cove. The photograph is the same kitchen as built.
Render
RealityChallenges and solutions
Four problems, four answers.
An old villa, a fifth bedroom to find, rooms that needed more daylight and storage to fit without crowding them. Each problem had its own answer, from third-party structural testing before the extension to built-in joinery coordinated with the villa’s architecture. The four cards set out each one.
01Structural integrity
- Challenge
- The building was old, so the extension needed its structural integrity confirmed first.
- Solution
- Third-party inspections, using five test methods.
- Visual inspection
- Ultrasonic testing
- Liquid penetrant testing
- Magnetic particle testing
- Radiographic testing
- 02
Four bedrooms to five
- Challenge
- Converting a four-bedroom villa into a five-bedroom one.
- Solution
- Living, dining and kitchen merged into one open space for a spacious outlook, which saved the room for a fifth bedroom.
03Natural light
- Challenge
- Bringing more natural light into the villa.
- Solution
- Bigger windows and glass doors, so light passes from room to room.
04Storage
- Challenge
- Storage for a five-bedroom home, without closing the rooms in.
- Solution
- Built-in cabinets and concealed storage, coordinated with the villa’s architecture, keep the rooms open.
Specification
What went into the villa.
Five parts of the specification, as built: the kitchen, the automation, the landscape and pool, the flooring, and security and access. Brands are named as installed: Miele, Quooker, Kesseböhmer and Sapienstone in the kitchen, Volakas marble on the floors, and furniture from European brands throughout.
Kitchen
As built
Brands, as named
- Sapienstone
- Quooker
- Miele
- Kesseböhmer
- Countertops
- Sapienstone
- Tap
- Quooker filtration tap
- Cold
- Two Miele built-in fridge-freezers
- Cooking
- Miele induction hob with built-in extractor
- Fittings
- Kesseböhmer, Germany
- Island
- Pull-outs and drawers
- Breakfast
- Floating counter with built-in power and wireless charging
- Kitchens
- Two: main and dirty
Automation
As built
In brief
- Lighting
- AC
- Curtains
- Light sensors
- User profiles
- Indoors
- Lighting, AC and curtains
- Outdoor lighting
- On light sensors
- Climate
- Set by user profile
- Garage
- Remote door
- Entry
- CCTV intercom
Landscape and pool
As built
In brief
- Santorini-inspired
- 12 m overflow pool
- Iroko deck
- Olive tree
- Style
- Santorini-inspired
- Pool
- 12 m overflow, with chiller and heater
- Reflecting pool
- Solid iroko wood deck
- Water
- Fountain
- Entrance
- Green, with an aged olive tree
- Outdoors
- Outdoor kitchen and patio
Flooring and furniture
As built
In brief
- Volakas marble
- Lexus white tiles
- European furniture
- Stone
- Volakas marble
- Tiles
- Lexus white tiles
- Furniture
- European brands, throughout
- Handover
- Fully furnished
Security and access
As built
In brief
- Facial recognition
- Biometric
- CCTV intercom
- Front entry
- Facial-recognition entry
- Office
- Biometric access
- Door
- CCTV intercom
- Garage
- Remote garage door
Cost breakdown
AED 4.82M, line by line.
The total for Cluster 39, Villa 1 is AED 4,820,445, the sum of its 24 cost lines. Grouped, the largest shares went to the landscape, to joinery, glass and doors, and to finishes. Open any group to see its lines; the full table sits below. These are this villa’s figures, not a quotation.
Project cost · total of 24 lines
AED 4.82MAED 4,820,445 across 24 lines, in seven groups. Every share is of this total.01Landscape1 line18.1%AED 871,034
- Landscape18.1%AED 871,034
02Joinery, glass and doors4 lines18.0%AED 869,885
- Architectural glass and doors7.0%AED 337,500
- Kitchen works5.7%AED 275,242
- Wardrobes3.4%AED 164,500
- Doors1.9%AED 92,643
03Finishes and bathrooms5 lines17.5%AED 842,852
- Finishing materials5.6%AED 270,000
- Paint works3.4%AED 162,260
- Flooring3.2%AED 155,278
- Bathroom works3.0%AED 146,192
- Sanitary ware2.3%AED 109,122
04Shell, structure and extension5 lines14.4%AED 692,172
- Extension works5.6%AED 267,732
- Builders’ works4.8%AED 232,672
- Demolition and salvage1.8%AED 88,268
- Staircase1.5%AED 71,400
- Garage works0.7%AED 32,100
05Furniture, automation and fixtures3 lines13.7%AED 659,172
- Furniture and decor elements8.6%AED 413,000
- Automation3.1%AED 150,000
- Fixtures2.0%AED 96,172
06MEP and lighting4 lines10.7%AED 516,208
- HVAC5.0%AED 240,475
- Lighting2.4%AED 115,000
- Electricals2.2%AED 103,733
- Plumbing works1.2%AED 57,000
07Authority and preliminaries2 lines7.7%AED 369,122
- Authority fees4.2%AED 204,000
- Preliminaries and mobilisation3.4%AED 165,122
Every line, as one table24 lines, in the published order · AED
| Item | Group | AED |
|---|---|---|
| Preliminaries and mobilisation | Authority and preliminaries | 165,122 |
| Demolition and salvage | Shell, structure and extension | 88,268 |
| Builders’ works | Shell, structure and extension | 232,672 |
| HVAC | MEP and lighting | 240,475 |
| Electricals | MEP and lighting | 103,733 |
| Flooring | Finishes and bathrooms | 155,278 |
| Doors | Joinery, glass and doors | 92,643 |
| Paint works | Finishes and bathrooms | 162,260 |
| Bathroom works | Finishes and bathrooms | 146,192 |
| Kitchen works | Joinery, glass and doors | 275,242 |
| Staircase | Shell, structure and extension | 71,400 |
| Fixtures | Furniture, automation and fixtures | 96,172 |
| Lighting | MEP and lighting | 115,000 |
| Plumbing works | MEP and lighting | 57,000 |
| Extension works | Shell, structure and extension | 267,732 |
| Automation | Furniture, automation and fixtures | 150,000 |
| Wardrobes | Joinery, glass and doors | 164,500 |
| Architectural glass and doors | Joinery, glass and doors | 337,500 |
| Furniture and decor elements | Furniture, automation and fixtures | 413,000 |
| Landscape | Landscape | 871,034 |
| Finishing materials | Finishes and bathrooms | 270,000 |
| Authority fees | Authority and preliminaries | 204,000 |
| Sanitary ware | Finishes and bathrooms | 109,122 |
| Garage works | Shell, structure and extension | 32,100 |
| Total, 24 lines | 4,820,445 |
Cluster 39’s figures, not a quotation. Every villa is priced on its own scope; we publish no per-sqft rate for this project.
Estimate project
Jumeirah Islands
Renovating in Jumeirah Islands?
Villa works in Jumeirah Islands, other than maintenance and repair, follow the route this villa followed: the Nakheel NOC first, then the Trakhees permit. The Jumeirah Islands page sets out the route, the rules and the costs for owners; the NOC guide covers the paperwork, community by community. Also in Jumeirah Islands: Cluster 39, Villa 3, under construction · Cluster 49, Villa 13, demolition under way · Cluster 7, Villa 14, design only; and villa renovation in Jumeirah Islands →
- Developer
- Nakheel · NOC
- Authority
- Trakhees · permit
QuestionsScope, bedrooms, cost, approvals
FAQs
Questions we get. Answered.
The questions owners ask most about Cluster 39, Villa 1: what we did, how the fifth bedroom was found, what it cost, which approvals it needed, how the structure was tested and what went into the kitchen. Every answer uses the project’s published figures.
What did Fajr Interiors do at Cluster 39, Villa 1?
We renovated the villa from end to end, taking it from an old-school design to a spacious, contemporary home. It was extended from four to five bedrooms after third-party structural testing, then finished, fully furnished and landscaped around a 12 m overflow pool. The total project cost was AED 4.82M.
How did a four-bedroom villa gain a fifth bedroom?
Living, dining and kitchen were merged into one open space, which gives the villa a spacious outlook and saved the room for a fifth bedroom. The villa was also extended, once third-party inspections had confirmed the integrity of the old structure. It now has five bedrooms, each with a balcony.
What did the Jumeirah Islands renovation cost?
The total is AED 4,820,445, or AED 4.82M, the sum of 24 cost lines. The largest single line is the landscape, at AED 871,034; furniture and decor come to AED 413,000 and authority fees to AED 204,000. We publish no per-sqft rate for this villa, and these figures are not a quotation.
Which approvals did the villa need?
Jumeirah Islands is a Nakheel community, so the blueprints and design went to Nakheel first for its NOC, the developer’s design approval. With the NOC issued, Trakhees, the government authority, issued the permit. At completion the authorities made a final inspection, and the villa was handed over with its documentation.
How was the old structure tested before the extension?
Third-party inspectors checked its structural integrity with five methods: visual inspection, ultrasonic testing, liquid penetrant testing, magnetic particle testing and radiographic testing. The building was old, so its structure had to be confirmed before the extension could go ahead, and the extension took the villa to five bedrooms.
What is in the kitchen and the smart-home system?
The kitchen has Sapienstone countertops, a Quooker filtration tap, two Miele built-in fridge-freezers, a Miele induction hob with a built-in extractor and Kesseböhmer fittings from Germany; a second, dirty kitchen sits alongside. The automation runs lighting, AC and curtains, with outdoor lighting on light sensors and climate set by user profile.
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Trade licence 648890 · Interior contracting, G+1 approved contractor (Dubai Municipality) · Registered with Emaar, Nakheel, DDA, Trakhees, Dubai Civil Defence · DMCC, DIFC and JAFZA free zones